't Duifje, Arnhem

Living in 't Duifje

't Duifje is moderately urban — city amenities without the crush, and most of its 776 homes are houses rather than apartments — front doors, gardens, street parking.

At 4,487 residents per km² the buurt is busy without being packed.

Arnhem combines affordable urban neighborhoods with direct access to the Veluwe and the German border. The fashion and energy sectors anchor local employment, and the city's hilly parks give some buurten views most Dutch cities simply don't have.

The housing market in 't Duifje

The average home value (WOZ) in 't Duifje is €238,000, which puts it at #63 of 73 neighborhoods in Arnhem — 24% below the city median, leaving room in the budget that pricier neighborhoods would swallow. For scale: Arnhem's cheapest buurt averages €192,000 and its most expensive €826,000, so 't Duifje sits in the budget band of the city.

The direction of the market: between 2015 and 2025 the average WOZ value here rose from €131,000 to €258,000, up 97% — slower than the city as a whole (+106%). WOZ values lag the market by about a year, but the trend itself is reliable.

Here is the catch for buyers: only 29% of homes are owner-occupied, and 67% of the stock is social housing that never reaches the open market. Few homes come up for sale, so when one does, expect competition and act fast on viewings. The upside of the same number: neighborhoods with a big rental base tend to feel lively and transient rather than settled — decide which you want before you fall for a listing.

Who lives here

Demographically, 't Duifje is dominated by established households in the 45-to-65 bracket (27% of its 1,625 residents), followed by 25-to-45 year olds at 23%. Households split into 40% singles and 34% families with children — a real mix rather than one lifestyle. The average household counts 2.1 people.

As for who your neighbors would be: incomes skew modest — 57% of households are in the lower national bracket.

Daily errands, coffee and dinner

Day to day: plan your groceries: the nearest large supermarket is 1.3 km away; dining out means a short trip: only 1 café or restaurant sit within a kilometer.

The practical checklist most buyers forget to make: pharmacy 29 min walk · GP 28 min · hospital 4.7 km · library 3.2 km. None of these will decide a purchase on their own, but a GP taking new patients nearby is the kind of thing you only miss after moving.

Families and schools

For families: the nearest primary school is 12 minutes on foot; daycare is 1.0 km away — check waiting lists early, they are long everywhere in the Netherlands; secondary school is a 10-minute bike ride, which Dutch teenagers do in all weather.

Getting around

Getting around: the nearest train station is 5.1 km out, so day-to-day life here leans on the car or bus; a highway on-ramp 1.4 km away makes car trips easy — check whether through-traffic noise reaches the street you're considering; car ownership is moderate (0.8 per household).

Energy and running costs

Since 98% of the stock predates 2000, always check the energy label of a specific listing — the difference between label C and label F on an average home here is easily a few thousand euros a year in heating, and it changes what you can sensibly bid.

Before you bid in 't Duifje

Before you bid in 't Duifje: listings are scarce here, which pushes bidding above asking more often — decide your maximum before the viewing, not during it. Also, the price gap with the rest of Arnhem is real, but so is the reason for it — walk the neighborhood at different times of day before committing.

None of these averages can tell you whether the specific house you found is fairly priced — that depends on its size, energy label, state of maintenance and the recent sales around it. That is exactly what a free HomeReview report checks, in about 10 seconds, for any Dutch address.

Frequently asked questions

Similar neighborhoods in Arnhem

Closest in price — worth a look if 't Duifje is out of reach or you want alternatives.